Also, if you have worked with house movers, any advice on things I should avoid or red flags with these guys?  

The lot is outside of the city limits (just barely) so I'm only familiar with city zoning regulations, not county or state regulations.

Ironically, Waco outlawed all new STR's in residential zoning a few months after I created this post.

Only exception to my situation is that its zoned R-1 but its a duplex.

Invest in Opportunity Zones: Reinvesting capital gains into Qualified Opportunity Funds, which invest in designated low-income areas, can defer and potentially reduce capital gains taxes.6.

Also there are some major zoning changes proposed.Something you didn't mention is financing--unless you're buying cash? 

Property is located at a wonderful highly traffic location. 18k cars a day and will only be increasing. 5 of the 13 acres is zoned commercial, the back 8 acres is zoned large lot residential.

Was it on yellow paper with red ink?

For non-primary residences, they have to follow all of the following rules to receive a permit: - the property must be a minimum of one (1) acre in size (designed as a precaution to disturbances)- The building standards of the underlying zone district must be met - Adequate parking is provided - Defensible Space requirements are met - Valid water and sanitation must be demonstrated - No more than five (5) bedrooms are in the dwelling As time goes on, they continue to become more strict on the rules listed above here, and are actively regulating it.

I think it's pretty clear it disincentivizes new construction or encourages landlords to find ways around it.However, I do believe we could do better in areas for encouraging new construction with zoning reform and other tax incentives.